Why Buyers Love Residential South (Ware Ave, Fremont St), Colusa
A walkable, affordable neighborhood where small-town character meets solid economic fundamentals in Northern California's Sacramento Valley.
About Residential South (Ware Ave, Fremont St) in Colusa
Residential South (Ware Ave, Fremont St) is a quietly solid neighborhood in Colusa where median home values sit near $302,000 and nearly two-thirds of residents own their homes. The neighborhood combines genuine walkability (Walk Score 68) with below-county affordability, making it especially appealing to first-time buyers and established families seeking stability over flash. Here, you'll find stable employment patterns, strong community bonds, and direct access to downtown amenities without the sprawl or turnover that defines newer subdivisions.
Real Estate Market in Residential South (Ware Ave, Fremont St)
| Median home price | $302k |
|---|---|
| Year over year change | stable |
| Price per sq ft | $120 to $145 |
| Median rent | $1,191 |
| Typical days on market | 30 to 45 days |
| Buyer competition | Low |
| Walk Score | 68 |
| Bike Score | 56 |
Residential South (Ware Ave, Fremont St) remains one of Colusa's most stable residential markets, with median home values around $302,000 and healthy owner-occupancy rates. Inventory moves steadily without the bidding wars seen in coastal metros.
Offers near list price with standard contingencies typically succeed here. Given the neighborhood's owner-occupancy focus and modest turnover, properties that highlight original character or recent updates gain traction fastest.
Who Thrives in Residential South (Ware Ave, Fremont St)
Residential South (Ware Ave, Fremont St) delivers attainable entry prices, low competition, and proven owner-occupancy that signals stable neighborhoods where equity builds naturally.
With 18% of the nearby population raising children, solid schools like James M. Burchfield Primary nearby, and parks including Levee Park and Veterans Memorial Park, this area suits growing households.
Median rents around $1,191 and 63% owner-occupancy create a balanced market where small multi-unit properties or rental homes generate steady long-term returns without speculative pressure.
Limited work-from-home culture and modest transit infrastructure mean remote workers benefit from affordability and space but should prioritize reliable home office setups and internet service.
A median resident age of 43.9 years, low poverty at 8.9%, and walkable downtown services make this neighborhood comfortable for empty-nesters seeking low-stress, small-town living.
Property Types in Residential South (Ware Ave, Fremont St)
The dominant housing type; typically three to four bedroom homes built 1960s through 1990s, with increasing new construction infill.
Smaller footprint options concentrated near downtown; appeal to downsizers and first-time buyers seeking lower maintenance.
Growing segment of energy-efficient builds and updated homes commanding modest premiums in a market valuing solid fundamentals.
Living in Residential South (Ware Ave, Fremont St), Colusa
Daily life in Residential South (Ware Ave, Fremont St) centers on walkable access to downtown shops, cafes, and civic institutions. Morning walks to Caffeinated coffee or lunch at Rocco's Bar & Grill are routine, and evening recreation often leads to Riverside Lanes or nearby Colusa River State Recreational Wildlife Park for biking and fishing. The neighborhood's modest size means neighbors recognize faces, local schools remain embedded in community consciousness, and young professionals can bike or walk downtown in under 10 minutes rather than drive.
- Rocco's Bar & Grill · 1 min walk
- Little Caesar's Pizza · 2 min walk
- Jameson's On 5th · 2 min walk
- The Tap Room · 4 min walk
- Chef Colus · 5 min walk
- Levee park · 4 min walk
- Colusa River State Recreational Wildlife Park · 4 min walk
- Veterans Memorial Park · 7 min walk
- Will S. Green Park · 9 min walk
- Sankey Park · 9 min walk
- Caffeinated · 1 min walk
- Body Shop Fitness · 3 min walk
- Riverside Lanes · 4 min walk
Annual events: Colusa County Fair (late August/early September), Harvest Moon Festival (fall), seasonal farmers market access
Schools Near Residential South (Ware Ave, Fremont St), Colusa
Residential South (Ware Ave, Fremont St) feeds into Colusa's public school system, with James M. Burchfield Primary (54.5 score, K-3) and George T. Egling Middle (35.5 score, 4-8) serving the neighborhood directly. Families also have access to Colusa High (47 score, 9-12) and private alternative at Our Lady Of Lourdes School.
Elementary Schools
School Score 54.5 with 52% math and 57% reading proficiency
Proximitii 2026Middle Schools
School Score 35.5 with 31% math and 40% reading proficiency
Proximitii 2026High Schools
School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 47 with 32% math and 62% reading proficiency
Proximitii 2026Private Schools Nearby
- Our Lady Of Lourdes School (PK-8) — 19-minute walk
Feeder pattern: Students progress from neighborhood primary schools through the middle and high school system with strong continuity and parental involvement.
Source: Proximitii 2026
Commute from Residential South (Ware Ave, Fremont St)
Residential South (Ware Ave, Fremont St) residents drive for 79.6% of commutes, reflecting the Sacramento Valley's car-dependent culture. However, local employment, nearby farm operations, and an 68-minute drive to Sacramento's job markets provide realistic commuting options.
Transit access is minimal (score: 1); the neighborhood is fundamentally car-dependent, though walkability within Colusa proper makes daily errands feasible on foot.
Neighborhoods Near Residential South (Ware Ave, Fremont St)
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Frequently Asked Questions about Residential South (Ware Ave, Fremont St)
What is the average home price in Residential South (Ware Ave, Fremont St), Colusa?
The median home price in Residential South (Ware Ave, Fremont St) is approximately $302,000, positioned below county and statewide medians. Price per square foot typically ranges from $120 to $145. These figures reflect the neighborhood's position as one of Colusa's more affordable residential zones while maintaining strong fundamentals. Newer construction or significantly updated homes may command premiums toward the higher end.
Is Residential South (Ware Ave, Fremont St) a good place to live?
Yes, particularly if you value affordability, walkability, and stable community character. The Walk Score of 68 means many errands are doable on foot. Owner-occupancy sits at 63.4%, indicating long-term residents and low turnover. Median household income near $67,000 and poverty at 8.9% reflect economic stability. Trade-offs include limited transit and fewer job opportunities locally, making a car necessary for most households.
What schools serve Residential South (Ware Ave, Fremont St)?
James M. Burchfield Primary (score 54.5, K-3) and George T. Egling Middle (score 35.5, 4-8) directly serve the neighborhood. Students feed into Colusa High (47 score) for secondary education. Our Lady Of Lourdes School offers a private alternative. While scores are modest by state standards, enrollment stability and parental engagement remain strong in small-town Colusa.
Is Residential South (Ware Ave, Fremont St) safe?
The neighborhood's poverty rate of 8.9% and owner-occupancy of 63.4% suggest low crime and stable conditions. Colusa Police Department and Colusa Fire Department maintain responsive presence, and community cohesion is high. Like any small California town, residents should practice standard home security practices and stay informed on local law enforcement updates.
Who is Residential South (Ware Ave, Fremont St) best suited for?
First-time homebuyers seeking affordability and low competition thrive here. Families benefit from walkable downtown and solid schools. Retirees appreciate small-town stability and 43.9-year median age reflecting an established, low-turnover community. Investors find steady rental income at median $1,191 monthly. Remote workers should prioritize reliable internet, as traditional office commuting is not the norm.
What amenities and dining options are near Residential South (Ware Ave, Fremont St)?
Caffeinated serves coffee and light fare within walking distance. Rocco's Bar & Grill, Jameson's On 5th, and The Tap Room offer casual dining downtown. Recreation includes Riverside Lanes for bowling, Body Shop Fitness for workouts, and Veterans Memorial Park for outdoor activity. Levee Park and Colusa River State Recreational Wildlife Park provide excellent access to nature.
Where this Residential South (Ware Ave, Fremont St) data comes from
Numbers throughout this guide come from public, authoritative sources. Walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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